26 East Ave · Wayland, NY 14572

$79,900

4 bd · 1.5 ba · 1,323 sqft · SingleFamily public records · 7 Days on market

Built 1920 1.22 ac lot Est $103k · 23% under ↓ 7% since listing

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.8/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * * HUD HOME IN WAYLAND, NY * * * Don't miss this opportunity to buy this home. Wow! This home has 3 but could be 4 bedrooms with 1.5 baths and is located on a fantastic sized yard. The kitchen has an island and a breakfast nook/eating area. The dining/living area is wide open and spacious. Hardwood floors are found throughout and the laundry hookups are on the second floor. There is also a detached garage. Buyer is responsible for survey and abstract. * Lead Based Paint Addendum

Key facts

• Breakfast nook
• Formal dining room
• 2 story home

Tags

• 2 STORY HOME
• SPACIOUS LOT
• FORMAL DINING ROOM
• OPEN KITCHEN
• BREAKFAST NOOK
• REAR DECK

Property features AI

Finance

• Other: Lot approximately 1.22 acres (dimensions 100 x 297); Irregular residential lot; City street frontage

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story; Resale property
• Construction: Composite siding; Asphalt shingle roof; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Deck; Covered porch; Porch

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 8; Laundry and living room included among rooms
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Full basement
• Laundry & utility: Laundry in basement; Laundry on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 65/100 on livability (#668 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety D, amenities F, commute F.
• Wayland-Cohocton Central School District (rural): math 40% / reading 53% proficiency, ranked #446 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $1k appreciation (1.7% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $24k; list at $80k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $103,194
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 S Main St	0.42mi	3/1.0 (-1)	1,272 (-4%)	9mo	$78,000	$61	60
214 S Lackawanna St	0.45mi	3/1.5 (-1)	1,470 (+11%)	5mo	$115,000	$78	51
312 2nd Ave	0.47mi	4/1.0	1,500 (+13%)	16mo	$80,000	$53	40
2 Scott St	0.37mi	3/2.0 (-1)	1,517 (+15%)	17mo	$126,500	$83	37
2525 Gunlocke Park Rd	0.73mi	3/1.5 (-1)	1,509 (+14%)	20mo	$125,000	$83	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.31×
• Total profit: $29,323
• Equity at exit: $30,118

10-year hold

• IRR: 26.8%
• Equity multiple: 4.42×
• Total profit: $76,593
• Equity at exit: $42,321

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14572

• Home prices YoY: 0.7%
• Active inventory: 26
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$228 /mo · $2,739/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $393

Break-even live

Break-even rent $861

Max offer price $79,900

Occupancy floor 66%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   status Active
3. 2026-04-22
   listed $79,900 Active
4. 2018-09-07
   soldstatus $23,830 491-char remark

   Show marketing remark (491 chars)

   * * * HUD HOME IN WAYLAND, NY * * * Don't miss this opportunity to buy this home. Wow! This home has 3 but could be 4 bedrooms with 1.5 baths and is located on a fantastic sized yard. The kitchen has an island and a breakfast nook/eating area. The dining/living area is wide open and spacious. Hardwood floors are found throughout and the laundry hookups are on the second floor. There is also a detached garage. Buyer is responsible for survey and abstract. * Lead Based Paint Addendum

5. 2018-07-30
   listed $28,000 491-char remark

   Show marketing remark (491 chars)

   * * * HUD HOME IN WAYLAND, NY * * * Don't miss this opportunity to buy this home. Wow! This home has 3 but could be 4 bedrooms with 1.5 baths and is located on a fantastic sized yard. The kitchen has an island and a breakfast nook/eating area. The dining/living area is wide open and spacious. Hardwood floors are found throughout and the laundry hookups are on the second floor. There is also a detached garage. Buyer is responsible for survey and abstract. * Lead Based Paint Addendum

6. 2009-10-26
   soldstatus $89,500
7. 2006-04-24
   soldstatus $54,000 309-char remark

   Show marketing remark (309 chars)

   HUD PROPERTY, SELLING 'AS-IS'. BUYER TO VERIFY ALL INFORMATION. FOR ADDITIONAL INFORMATION & BROKER ASSISTANCE, PLEASE CALL 1-866-382-4447. FOR AVAILABILITY/BIDDING, GO TO WEBSITE WWW. NHMSI. COM. CASE #372-278258. SELLING COMMISSION UP TO 5%. REGISTERED HUD AGENTS USE HUD MASTER KEY TO SHOW AT WILL.

8. 2006-01-06
   listed $54,000 309-char remark

   Show marketing remark (309 chars)

   HUD PROPERTY, SELLING 'AS-IS'. BUYER TO VERIFY ALL INFORMATION. FOR ADDITIONAL INFORMATION & BROKER ASSISTANCE, PLEASE CALL 1-866-382-4447. FOR AVAILABILITY/BIDDING, GO TO WEBSITE WWW. NHMSI. COM. CASE #372-278258. SELLING COMMISSION UP TO 5%. REGISTERED HUD AGENTS USE HUD MASTER KEY TO SHOW AT WILL.

9. 2005-12-08
   soldstatus $86,349

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,739 · $228/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,314
• − Mortgage interest: −$4,476
• − Property taxes: −$2,739
• − Insurance: −$400
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,324
• Taxable income: $3,765
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $3,818/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Wayland-Cohocton Central School District
• NCES district ID: 3600011
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $46,957
• Composite: 39.54/100
• National rank: #3940
• State rank: #446 of 590 in NY

Livability — Wayland

• Score: 65/100
• State rank: #668
• US rank: #12438

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C Housing A Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wayland, NY
• Population (ZIP): 4,745

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Iranian 3% Romanian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 258.8086
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-7.5% since first listed

9 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-24 Relisted — UNYREIS
• 2026-04-22 Listed $79,900 UNYREIS
• 2018-09-07 Sold (MLS) $23,830 UNYREIS
• 2018-07-30 Listed $28,000 UNYREIS
• 2009-10-26 Sold (Public Records) $89,500 Public Records
• 2006-04-24 Sold (MLS) $54,000 UNYREIS
• 2006-01-06 Listed $54,000 UNYREIS
• 2005-12-08 Sold (Public Records) $86,349 Public Records

Property tax history

-2.0%/yr

Latest (2025): $2,739 · +111.3% YoY. Source: county tax records.